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HomeMy WebLinkAbout2002-014 - 4912 France Ave FULL PACKET7-a 5_ 0 a City of Brooklyn Center Planning Commission Application � D �� Date Received Application No. Please Print Clearly or Tyne Address/Street Location of Property y 9 / Z- & 14 v1-== /Y Legal Description of Property LET'S 7 r 8 Owner F7) c-r c--% (f ie= Phone No. 763 Address y9/ZFi�A�y�C Q \--,E /`/ LfftYr88' SS4/Z9 Applicant Address Type of Request: F1 Rezoning Subdivision Approval Other: Description of Request: 1 :2IT•TITdt► rev Variance 11 Special Use Permit Site & Building Plan Approval 3r,= Application Fee $ -S—C>C2) Acct No. 10100 4403 Receipt No. 3 oA The applicant requests processing of this application and agrees to pay to the City of Brooklyn Center, within fifteen (15) days after mailing or delivery of the billing statement, the actual costs incurred by the City for Engineering, Planning and Legal expenses reasonably and necessarily required by the City for the processing of the application. Such costs will be in addition to the applicat''on fee described herein. Withdrawal of the application will not relieve the applicant of the obligation to pay costs incurred prior to withdrawal. Applicant (Please Print) Applicant's Signature PLANNING COMMISSION RECOMMENDATION Dates of P. C. Consideration: g - / 5-0 of Approved V Denied this ��day of 20, subject to the following conditions: Chairman ------------------------------------------------------------------------- CIIY cnunlcn ACTION Dates of Council Consideration: �` 41 Approved V Denied this a_ day of 20 0 A with the following amendment: t. Application Filed on 7-25-02 City Council Action Should Be Taken By 9-23-02 (60 Days) Planning Commission Information Sheet Application No. 2002-014 Applicant: Douglas Glenn Location: 4906 and 4912 France Avenue North Request: Site and Building Plan Approval The applicant, Douglas Glenn owner of Douglas Metal Specialties, is seeking site and building plan approval to construct a 9,587 sq. ft. addition to the buildings located at 4906 and 4912 France Avenue North. The property under consideration is a 1.48 acre site being created through the combining of the above two lots under Planning Commission Application No. 2002-013. It is zoned I-2 (General Industry) and is located on the east side of France Avenue in the 4900 block. It is bounded on the west by France Avenue with the Xcel Energy substation on the opposite side of the street; on the north by other industrial buildings; on the east by TH 100; and on the south by Dr. Dudley's pet operation. Industrial uses such as that conducted by Douglas Metal Specialties are permitted uses in this zoning district. The applicant's proposal is to make a 9,587 sq. ft. addition that would connect the easterly of the two buildings on the north side of the combined site with the existing building on the south. This would make for a two building complex on the site encompassing a total of 27,597 sq. ft. for the Douglas Metal Specialties operation (a 4,418 sq. ft. building and a 23,179 sq. ft. building). Access to the combined site is unchanged. There are two accesses on France Avenue approximately 78 ft. apart. The northerly access is 24 ft. in width while the southerly access is approximately 17 ft. in width. The applicant proposes to leave these access points as is. The site plan shows parking for 40 vehicles. A new parking area meeting minimum ordinance standards for parking dimensions and parking lot setbacks would be established to the rear of the building. The new parking facility would be bound by B-612 curb and gutter and would establish the required 15 ft. green strip separation from the TH 100 right of way. Also, at the northeast corner of the site a new landscape area would be provided. The parking lot to the rear of the building would provide 30 parking spaces, one of which is proposed to be a handicap accessible space. Additional parking is provided along the front side (France Avenue) of the building where one 90 degree handicap parking space would be provided and four angled parking spaces are shown. In addition, five parallel parking spaces, three on the north and two on the south, are provided in a paved area between the existing northerly building and the existing southerly building. This area would also serve as a dock and loading area for the proposed new addition. 8-15-02 Page 1 Circulation around the site would be in a one way fashion from the northerly access to the south. Access to the rear of the building and the parking spaces in that location would be from an existing driveway along the south side of the building. It should be noted that this driveway width at the corner of the existing building is only 17 ft., which would expand to a maximum of approximately 20 ft. where the new building addition is located. This, for the most part, is an existing situation that really cannot be corrected with the changes being proposed. Although the driveway is narrow, we do believe it can function provided either directional signs or other devices such as mirrors are provided to avoid on coming traffic. It is tight but it currently works and we expect that to be the case in the future. Circulation around the site may be unorthodox but, again, it appears to be viable and should not prevent the proposed expansion and upgrading contemplated with this redevelopment. The applicant has provided a grading, drainage and erosion control plan which is being reviewed by the City's Consulting Engineer. A memorandum, dated August 5, 2002, from the Consulting Engineer provides his written comments with respect to the applicant's proposal (attached). The most significant aspect of this portion of the plan is the removal on the east side of the site of existing pavement and the establishment of a new parking facility in this location. As previously mentioned, the northeast corner of the site will be modified to create a landscape and drainage area. B-612 curb and gutter is proposed to be provided in the areas where blacktop will be removed and replaced. Any areas disturbed will require the installation of B-612 curb and gutter to assist in the drainage of the site. The easterly portion of the site will basically remain unchanged with no major removal and replacement of blacktop other than in the loading dock area with the building expansion. The site currently has B-6 curb bounding a 15 ft. green strip along France Avenue and will remain unchanged. The Consulting Engineer's report recommends riprap or some type of energy dissipater to be installed at the drainage outlet point along the easterly side of the site. Drainage, for the most part, will be comparable to what is there with the various improvements noted. No additional sewer or water connections or services are planned and the existing services will serve the buildings and the addition. The applicant has submitted a landscape plan in response to the point system used to evaluate such plans. The City uses the building addition process to assure compliance with current requirements of the ordinance as much as possible. The applicant has been advised to provide landscaping to meet the minimum requirements. The number of points required for the General Industry zoning district would require 89 landscape points for this development. The landscape plan incorrectly shows 75 points required. The applicant's proposal, however, provides 91 landscape points through a variety of trees, coniferous trees and shrubs. The plan calls for three 8-15-02 Page 2 Marshalls Seedless Ash to be planted in the green strip along France Avenue, one to the north and two to the south of the main driveway. In addition, two Marshalls Seedless Ash are provided in the green strip between the rear parking area and the TH 100 right of way. The plan also calls for five Colorado Green Spruce to be planted in the newly installed landscaped area at the northeast corner of the site and a Colorado Green Spruce in the France Avenue green strip at the north portion of the site. Eight Goldflame Spirea and two Broadmoor Juniper are to be planted by the entrance to the northerly building. The landscape plan shows sod in the France Avenue green strip area and the newly created green strip and landscape area along the TH 100 right of way. Underground irrigation should be installed in these landscaped areas to facilitate site maintenance. The building addition will be concrete block with metal cap flashing to match the existing. The west wall of the existing southerly building will have the metal siding removed and concrete block to match existing will be exposed. All in all, the proposed addition and exterior changes will make for a more attractive building. No lighting plan has been submitted which seems to indicate that no changes to lighting on the site are proposed. Our main concern is that lighting not exceed the foot candles authorized under Section 35-712 of the Zoning Ordinance. Any lighting on the site should be directed downward onto the property and not create glare spilling over to adjacent properties. The plan shows an outside storage area between the two existing north buildings. An 8 ft. tall screen fence is proposed between the buildings and the area appears to be of sufficient size to house trash as well as other outside storage. The screen fence should not be a chain link fence with plastic slats but rather a solid opaque material. Altogether the plans appear to be in order and approval of the application is recommended subject to at least the following conditions: 1. The building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of permits. 2. Grading, drainage, utility plans and erosion control plans are subject to review and approval by the City Engineer prior to the issuance of building permits. 8-15-02 Page 3 3. A site performance agreement and supporting financial guarantee in an amount to be determined based on cost estimates shall be submitted prior to the issuance of permits to assure completion of site improvements. 4. Any outside trash disposal facilities and roof top or on ground mechanical equipment shall be appropriately screened from view. 5. The buildings and building addition shall be equipped with an automatic fire extinguishing system to meet NFPA standards and shall be connected to a central monitoring device in accordance with Chapter 5 of the City Ordinances. 6. Plan approval is exclusive of all signery which is subject to Chapter 34 of the City Ordinances. 7. B-612 curb and gutter shall be provided around the expanded parking and driving areas and any other areas that are modified or disturbed as directed by the City Engineer. 8. The applicant shall submit an as built survey of the property, improvements and utility service lines prior to release of the performance guarantee. 9. The applicant shall provide appropriate erosion and sediment control devices on the site during construction as approved by the city engineering department. 10. The final plat combining 4906 and 4912 France Avenue North into a single lot as comprehended under Planning Commission Application No. 2002-013 shall be approved by the City Council and filed with Hennepin County prior to the issuance of building permits. 8-15-02 Page 4 co ------------ \o � ---------l-!� �I 0 O N {b S f i �b r ILL - -4nN-4AV t ZU � .------------------------------------------------------< ._____________________________________________________________________. ra jll.�� MEMORANDUM DATE: August 5, 2002 TO: Ron Warren, Planning and Zoning Specialist FROM: Scott A. Brink, Consulting Engineer SUBJECT: Preliminary Site Plan Review Douglas Metal Specialties I have reviewed the subject plans for the proposed building addition at Douglas Metal Specialties, 4912 France Avenue North, and have the following observations and comments at this time. The following plans were reviewed: 1. Grading, Drainage, and Erosion Control Plan, dated July 25, 2002, Plowe Engineering, Inc., Sheet Cl. 2. Boundary and Topographic Survey, dated July 10, 2002, E.G. Rud & Sons, Inc., Land Surveyors. Generally, it is proposed to construct a building addition that will connect Building A with Building B per Sheet C1. In addition, some replacement of existing bituminous pavement and installation of concrete curb and gutter is also proposed. Observations and comments are as follows: • The east end of the existing parking lot is proposed to be retro-fitted with concrete curb and gutter to better direct and confine drainage accordingly. Presently, runoff essentially sheet drains off of the existing pavement to the east and to MnDot Right of Way. Proposed is to direct drainage to a single outlet, or opening in the curb at the lowest point. In addition, a portion of the existing bituminous pavement further to the northeast is proposed to be removed. It is recommended that either riprap, or some type of energy dissipater be installed at the outlet point to prevent erosion. The curb opening should also be cut small enough to retain at least some water to the parking lot during excessive rainfall events. In addition, for the area where the bituminous surface is to be removed, the plan should state weather the area will be sodded, seeded, or graveled as may be proposed. Douglas Metal Specialties • It is recommended that the proposed building project be reviewed by all appropriate private utilities, including Excel Energy, Reliant Energy, Qwest Communications, and others as needed. • Removal and patching of the existing bituminous surface around the proposed building addition is shown. Special care shall be administered to avoid any potential drainage or other impacts to adjacent properties. • No additional or new service water and sewer connections are shown. • The subject property is adjacent to T.H. 100. Although there does not appear to be any encroachment, impact, or effect to the highway or right-of-way, a review of the site plan by MnDot is recommended, particularly in view of the upcoming T.H. 100 Segment 4 Project which may or may not affect the property. • As a result of the proposed building addition, there will no longer be access to the rear of the property through the north driveway. The only access to the rear of the property will be by way of the south driveway, between the south property line and the existing Building A and proposed addition. The available driving space between the existing building and property line is only 16.9 feet per the survey. Therefore, for large delivery vehicles, it is expected that simultaneous 2-way traffic will not be possible. It is recommended that the Director of Public Safety or Fire Chief also review the proposed plan to comment further as may be needed. • France Avenue will be reconstructed between 50' Avenue North and the terminus at the CP railroad tracks. As shown per the plan, no utility cuts or impacts upon the newly constructed street are proposed. The proposer or proposer's contractor shall be held responsible for any construction or other related damages to the new street or public right of way. Douglas Metal Specialties